Real estate scams in Morocco: 7 ways to protect your purchase

These checks take a few days. A fraud can take years of court proceedings to undo. Here are the most common traps, what changed in 2026, and a simple method to follow whether you are buying, selling or renting.

The most common property scams in Morocco

Scam	How it works	Warning sign	What to do
Fake listing with a deposit	Photos copied from a real home, attractive price, "booking fee" by bank transfer	You are asked to pay before any viewing	No payment without a viewing, a written contract and a check on the owner
Fake owner	A fraudster shows a stolen or forged copy of an ID card (CIN)	The name on the CIN does not match the land title	Compare the original CIN with a recent certificate of ownership
Forged or revoked power of attorney	An "agent" sells the home of an absent owner, often a Moroccan living abroad	Old, vague or foreign-issued power of attorney	Ask for the registration certificate from the national register
Encumbered property	Sale of a home that is mortgaged, seized or already promised to someone else	The seller won't let you see the title	Read every entry on the land title before the preliminary contract
Deed "legalised" at the town hall	Private contract with signatures merely certified	You are told certification is "enough"	Deed drafted by a notary, adoul or accredited lawyer, otherwise it is void
Off-plan project without guarantees	Payments made to a developer without a legally compliant contract	No preliminary contract, no completion guarantee	Check the off-plan (VEFA) rules before signing

A January 2026 investigation by Finances News Hebdo describes the first scenario in detail: a studio ad in Casablanca, a deposit requested "because demand is high", then silence. One victim quoted lost more than 3,000 DH. In the journalists' own test, the ID card sent by the so-called agent did not even match the person on the phone.

What changed in 2026

The national register of powers of attorney (Law 31-18)

Since 1 June 2026, any power of attorney to sell a property or deal with a real right must be entered in the national electronic register kept by the Ministry of Justice. The system is based on Law 31-18, which added articles 889-1 and 889-2 to the Code of Obligations and Contracts, and on Decree No. 2.23.101.

In practice:

• only notaries, adouls and lawyers accredited before the Court of Cassation can register a power of attorney, at the clerk's office of the court of first instance;
• an unregistered power of attorney has no effect: a sale signed on that basis can be declared void and does not bind the owner;
• a revocation only applies to good-faith third parties once it is registered;
• professionals must check the register before completing a transaction.

Powers of attorney drawn up abroad by a foreign professional must be legalised or apostilled before registration.

Certifying a signature does not validate a contract

A Ministry of the Interior circular dated 2 June 2026 instructs municipalities to refuse to certify any document that transfers or changes a real right outside the legal forms. It restates a point many people miss: certifying a signature confirms who signed, not that the content is valid.

Article 4 of the Real Rights Code (Law 39-08) requires, on pain of nullity, an authentic deed (notary or adoul) or a dated deed drafted by a lawyer accredited before the Court of Cassation.

Land title monitoring

The ANCFCC's Mohafadati service sends an SMS or email alert when a transaction is recorded on a title (sale, mortgage, seizure). In June 2026, the agency also announced a free hotline for Moroccans living abroad (080002016) and dedicated contacts for complex cases.

7 checks to secure your transaction

1. Check the property at the Land Registry

Ask for a recent certificate of ownership (it can be ordered online on the ANCFCC website). It shows the owner(s), the surface area and, above all, any entries: mortgage, seizure, provisional registration, easements. Unregistered "melk" land or a property still under registration needs extra checks: our guide Land title, melkia, requisition explains the differences.

2. Check the seller's identity

The name and CIN number must match the title exactly. Ask for the original card, not a photo sent on WhatsApp. If there are several owners (inheritance, a couple), all of them must sign or be properly represented.

3. Ask for proof that the power of attorney is registered

If someone signs instead of the owner, ask for the registration certificate issued by the court clerk. Read what the power of attorney covers (which property?) and how long it lasts. A general, old or untraceable power of attorney is a reason to stop.

4. Use an authorised professional from the preliminary contract onward

Notary, adoul or lawyer accredited before the Court of Cassation: it is a legal requirement for the sale, and also your best protection, since they must check the title and the register. Be wary of a draft agreement typed up quickly and then "certified" at the town hall.

5. Pay in a traceable way, at the right time

Example: for a 900,000 DH apartment, the 90,000 DH deposit agreed in the preliminary contract is paid to the notary, who holds it until the final deed is signed. Avoid cash and transfers to a third party's account. For a rental, pay no deposit or rent before you have visited and signed a written lease (see our article on renting and Law 67-12).

6. Be wary of urgency and prices that are too low

"Three other people are interested", "I'm abroad so I can't show you the place", "you have to book tonight": these lines are there to stop you from checking. Compare the price with similar homes in the same area. A gap of 20% or 30% below the market with no clear reason should set off alarms.

7. Own a property? Monitor your title

Make sure your phone number and email are up to date with the Land Registry so you get Mohafadati alerts. If you live abroad, only sign a power of attorney for a specific purpose and a limited time, and revoke it officially when it is no longer needed. Our guide Moroccans abroad: buying property in Morocco has more tips.

What to do if you think you've been scammed

Act fast and keep every piece of evidence (ads, messages, transfer receipts, document copies).

1. Contact your bank to try to stop a recent transfer.
2. File a complaint with the police, the gendarmerie or directly with the public prosecutor (procureur du Roi).
3. If your land title is at stake, contact the relevant Land Registry office (hotline 080002016 for Moroccans abroad).
4. Talk to a lawyer or notary about the steps that fit your situation.

This article gives general guidance. For a specific case, only a legal professional can advise you.

FAQ

How can I check that a seller really owns the property in Morocco?

Ask the Land Registry (ANCFCC) for a recent certificate of ownership and compare the name and CIN number on it with the seller's original ID card. The notary or adoul also checks this before the deed.

Is an unregistered power of attorney valid?

No. Since 1 June 2026, a power of attorney relating to a real right must be entered in the Ministry of Justice's electronic register (Law 31-18). Without registration it has no effect, and a sale signed on that basis can be cancelled.

Is a signature certified at the town hall enough to sell a property?

No. Certification only proves who signed. The sale must be drawn up by a notary, an adoul or a lawyer accredited before the Court of Cassation (article 4 of Law 39-08), on pain of nullity.

How can I be alerted if someone tampers with my land title?

The ANCFCC's Mohafadati service sends an SMS or email each time something is recorded on your title. Your contact details just need to be up to date with the Land Registry.

Should I pay to visit or reserve an apartment?

Be wary of any request for money before a viewing and a signed written contract. It is the most common pattern behind fake rental and sale listings.

Sources

• Le360, mandatory registration of powers of attorney comes into force, 30 June 2026
• Finances News Hebdo, Morocco strengthens its anti-fraud system, 30 June 2026
• Village de la Justice, K. Mazizi, mandatory registration of powers of attorney, 17 June 2026
• Le Matin, the Interior Ministry tightens control of irregular property deeds, 14 June 2026
• Finances News Hebdo, when looking for an apartment becomes a digital trap, 20 January 2026
• Hespress FR, ANCFCC launches Mohafadati, February 2019
• Bladi.net, land titles of Moroccans abroad under monitoring, June 2026

Find a property with confidence

Ready to search? Browse homes for sale and homes for rent on Immofind, and keep our pre-purchase viewing checklist handy. Buying off-plan? Read our guide Buying off-plan (VEFA) in Morocco first.